===== PDF PAGE 1 ===== [Extraction: embedded PDF text] WHERE HISTORY & PROGRESS MEET Plan Commission/Zoning Board of Appeals Tuesday, July 7, 2026 - 7:00 p.m. West Chicago City Hall – Council Chambers 475 Main Street West Chicago, IL 60185 A G E N D A 1. Call to Order, Roll Call and Determination of a Quorum 2. Pledge of Allegiance 3. Chairperson’s Comments 4. Public Comment 5. Approval of the Draft April 7, 2026 Meeting Minutes 6. Public Hearing of Case PC 26-08 – 1010 Town Road – Giran Corporation represented by Inga Orolin – Request for Approval of a Special Use Permit for Motor Vehicle Repair. 7. Review and Recommendation of Case PC 26-08 – 1010 Town Road – Giran Corporation represented by Inga Orolin – Request for Approval of a Special Use Permit for Motor Vehicle Repair. 8. Public Hearing of Case PC 26-09 – Zoning Text Amendment to Section 4.1 (Construction of Terms), Section 10.2-1 (B-1 Central Business District – Use Restrictions), and Section 10.2-4 (B- 1 Central Business District – Special Uses) of Appendix A (the Zoning Code) of the Code of Ordinances of the City of West Chicago - The proposed Zoning Text Amendment establishes “Outdoor Athletic Fields, Publicly Owned” as a new land use classification with a corresponding definition in Article IV of the Zoning Code, and adds this classification as a special use in the B- 1 Central Business District. 9. Review and Recommendation of Case PC 26-09 – Zoning Text Amendment to Section 4.1 (Construction of Terms), Section 10.2-1 (B-1 Central Business District – Use Restrictions), and Section 10.2-4 (B-1 Central Business District – Special Uses) of Appendix A (the Zoning Code) of the Code of Ordinances of the City of West Chicago 10. Other Business 11. Petition Updates/Staff Report 12. Adjournment – Next Meeting Tuesday, August 4, 2026 The Rules of Procedure for the Plan Commission/Zoning Board of Appeals can be found on the City’s website at https://westchicago.org/wp-content/uploads/2025/12/12-31-2025-Plan-Commission-Rules-of- Procedure.pdf 475 Main Street T 630.293.2200 Daniel Bovey MAYOR West Chicago, Illinois F 630.293.3028 60185 westchicago.org Viviana Ramirez CITY ADMINISTRATOR ===== PDF PAGE 2 ===== [Extraction: embedded PDF text] WHERE HISTORY & PROGRESS MEET Draft Minutes PLAN COMMISSION/ZONING BOARD OF APPEALS April 7, 2026 1. Call to Order, Roll Call and Establishment of a Quorum Chair Barbara Laimins called the meeting to order at 7:00 p.m. Roll call found Chair Laimins and Commissioners Banasiak, Kasprak, Terrazas, and Slattery present. Commissioners Billingsley and Henkin were excused. With five members present, a quorum was established. Staff in attendance included Interim Director of Community Development John Sterrett. 2. Pledge of Allegiance Chair Laimins led the Plan Commission in the Pledge of Allegiance. 3. Public Comment None. 4. Approval of the Draft January 6, 2026 Meeting Minutes Commissioner Slattery made a motion, seconded by Commissioner Banasiak, to approve the draft January 6, 2026 meeting minutes. With a voice vote of four ayes and zero noes, the motion carried. 5. Public Hearing of Case PC 26-06 – 511 E Roosevelt Road – Dan Gunsteen – Request for Approval of a Final Planned Unit Development for Lot 2 of Bluestone Properties PUD and a Special Use Permit for Motor Vehicle Laundry Commissioner Kasprak made a motion, seconded by Commissioner Banasiak, to open the public hearing. With a voice vote of all ayes, the motion carried. Mr. Sterrett was duly sworn in. Mr. Sterrett stated this is a request from Dan Gunsteen of Express Car Wash, Inc. for approval of a Special Use Permit and Final PUD for the development of Lot 2 in the Bluestone Properties PUD, west of Route 59, North of Roosevelt Road, and south of Dayton Avenue, commonly known as 511 E Roosevelt Road, to construct and operate a car wash. The property is surrounded by residential homes north of Dayton Avenue, a commercial office building immediately west, the Thornton’s Gas station to the east, and office buildings on the south side of Roosevelt Road. The property is just over an acre and is currently vacant with some landscaping along the north, west, and south property lines. Located directly behind the Thornton’s Gas Station on Route 59, which is Lot 1 of Bluestone Properties PUD, the property was intended to be developed as a commercial lot. The petitioner is proposing to construct a 5,788 square foot single-lane car wash facility with an ancillary vacuum area. 475 Main Street T 630.293.2200 Daniel Bovey MAYOR West Chicago, Illinois F 630.293.3028 Tia Messino 60185 westchicago.org INTERIM CITY ADMINISTRATOR ===== PDF PAGE 3 ===== [Extraction: embedded PDF text] The property will be accessed solely off Roosevelt Road through an existing right-in/right- out/left-in access point. This access point contains a shared drive between the subject lot and the Thornton’s lot. Car wash traffic will enter the site through this shared drive, where there are three lanes proposed for vehicles waiting to pay. Once cars reach the pay station, the three lanes will funnel down to one lane and circle around the back of the building where they will enter. The exit to the building is near the southeast corner of the lot, and cars will exit the site back onto the shared drive. The vacuum area will be located near Roosevelt Road and will be served with 18 parking stalls. In addition to providing the required perimeter landscaping, the petitioner is proposing to install evergreen species near the north and west property lines to provide screening of the facility as well as to provide sound attenuation. Fencing will also be included near the north property line. The proposed lighting will satisfy all City requirements for lighting adjacent to other commercial properties as well as adjacent to residential properties. The proposed building elevations are consistent with previous car wash facilities that have been approved, such as on North Avenue and will be constructed with masonry and stone. Staff has provided draft findings of fact for consideration by the Plan Commission and recommends that the Plan Commission pass a motion recommending approval of the car wash and incorporate the findings in this recommendation. With all members of the public having had the opportunity to speak, and with all Plan Commissioners having the opportunity to question staff, Commissioner Kasprak made a motion, seconded by Commissioner Banasiak, to close the public hearing. With a voice vote of all ayes, the motion carried, and the public hearing was closed. 6. Review and Recommendation of Case PC 26-06 – 511 E Roosevelt Road – Dan Gunsteen – Request for Approval of a Final Planned Unit Development for Lot 2 of Bluestone Properties PUD and a Special Use Permit for Motor Vehicle Laundry The Plan Commission deliberated the request. After a brief discussion, Commissioner Slattery made a motion, seconded by Commissioner Terrazas, to recommend approval of Case PC 26-06 with the following conditions: 1. The subject property shall be developed in substantial conformance with the Paving & Layout Plan (Sheet C-2), prepared by Webster, McGrath, and Ahlberg, Ltd., dated February 19, 2021, with a last revision date of April 17, 2024, attached as Exhibit “D”. 2. The subject property shall be developed in substantial conformance with the Final Landscape Plan (Sheet L-1), prepared by Webster, McGrath, and Ahlberg, Ltd., dated February 19, 2021, with a last revision date of March 22, 2024 attached as Exhibit “E”. 3. The subject property shall be developed in substantial conformance with the Exterior Building Elevations (A201), prepared by WT Group, dated February 10, 2021, with a last revision date of February 11, 2026, attached as Exhibit “F”. 4. Sound amplification, including any outdoor audio, shall be prohibited. And to incorporate the following findings into this recommendation: (1) Is necessary for the public convenience at that location or, the case of existing nonconforming uses, a special use permit will make the use more compatible with its surroundings: 475 Main Street T 630.293.2200 Daniel Bovey MAYOR West Chicago, Illinois F 630.293.3028 Tia Messino 60185 westchicago.org INTERIM CITY ADMINISTRATOR ===== PDF PAGE 4 ===== [Extraction: embedded PDF text] The use of a car wash is best suited for a commercial area, such as the subject location at the northwest corner of Route 59 and Roosevelt Road. This intersection is a commercial node that contains other vehicular-type uses. Furthermore, the use is compatible with the existing gas station within the overall development. (2) Is so designed, located and proposed to be operated that the public health, safety and welfare will be protected: Consideration has been given to the residential area to the north by not allowing access off Dayton Avenue with the exception of a secure gated access drive that will be limited to emergency use only. Patrons are limited to the existing restricted right-in/right-out/left-in off Roosevelt Road. The proposed design of the site complies with all engineering and stormwater requirements. (3) Will not cause substantial injury to the value of other property in the neighborhood in which it is located: The proposed development will contain fencing as well as a significant amount of landscaping including evergreen trees to screen the property and provide sound attenuation for the residential areas to the north. The petitioner has oriented the car wash building so the exit, which contains the dryer, will be facing away from the residential area. The vacuum area will be located near Roosevelt Road. The car wash building, which will be between the vacuum area and the north property line, will provide sound attenuation for the vacuums. The proposed lighting will comply with the maximum illumination level of 0.1 foot-candles permitted adjacent to a residential district as well as the maximum illumination level of 2.0 foot- candles at all other property lines. All proposed lighting will be flat cut-off LED lighting to prevent glare. (4) The proposed special use is designated by this code as a listed special use in the zoning district in which the property in question is located: The proposed car wash facility use is listed as a special use per Section 10.3-4 (D) of the Zoning Code. With a roll call vote of all ayes, the motion carried. 7. Public Hearing of Case PC 26-07 – 4N215 Doral Drive – Kirit Moradia and Shilpa Moradia – Request for approval of a Zoning Map Amendment to place parcel 01-21-409-006 in the R-2 Single-Family Residential District once the property has been annexed to the City. Commissioner Slattery made a motion, seconded by Commissioner Banasiak, to open the public hearing. With a voice vote of all ayes, the motion carried. Mr. Sterrett was duly sworn in. Mr. Sterrett stated that the petitioner, Kirit Moradia, is seeking annexation to the City of West Chicago to obtain municipal water service. The existing water main ends at the property immediately south of the subject site, which is located in the City, and the water main will need to be extended by the applicant to the far side of the property prior to connection. Sanitary sewer service is not being requested. Pursuant to the Illinois Municipal Code, properties annexed to a municipality are automatically placed in the most restrictive zoning district. In West Chicago's case, this zoning would be ER-1 Estate Residential. Because the 475 Main Street T 630.293.2200 Daniel Bovey MAYOR West Chicago, Illinois F 630.293.3028 Tia Messino 60185 westchicago.org INTERIM CITY ADMINISTRATOR ===== PDF PAGE 5 ===== [Extraction: embedded PDF text] existing single-family residence and lot do not meet the ER-1 minimum standards, nor would that district be consistent with the zoning of the surrounding properties, the petitioners are requesting a Zoning Map Amendment to the R-2 Single Family Residential District, which the property and existing structure comply with in terms of minimum lot size and building setback requirements. The Plan Commission does not have jurisdiction over the annexation request, only the zoning map amendment that will take effect once the property is annexed. This property and the other properties in the St. Andrew’s Hills subdivision are not indicated with any future land use on the City’s future land use map. These properties should be included on a future update to the Future Land Use plan and should indicate single-family residential, which is consistent with the existing zoning and land use of the properties. With all members of the public having had the opportunity to speak, and with all Plan Commissioners having the opportunity to question staff, Commissioner Banasiak made a motion, seconded by Commissioner Terrazas, to close the public hearing. With a voice vote of all ayes, the motion carried, and the public hearing was closed. 8. Review and Recommendation of Case PC 26-07 – 4N215 Doral Drive – Kirit Moradia and Shilpa Moradia – Request for approval of a Zoning Map Amendment to place parcel 01-21-409- 006 in the R-2 Single-Family Residential District once the property has been annexed to the City. The Plan Commission deliberated the request. After a brief discussion, Commissioner Kasprak made a motion, seconded by Commissioner Slattery, to recommend approval of Case PC 26-07 and to incorporate the following findings into this recommendation: 1. The existing use and zoning of the property in question. The property is currently improved with a single-family residence and located in unincorporated DuPage County. Upon annexation to the City of West Chicago, the property will be automatically zoned ER-1 Estate Residential. 2. The existing use and zoning of other lots in the vicinity of the property in question. The surrounding properties are developed with single family residences. Those within the City of West Chicago are zoned R-2 Single Family Residential. Properties to the west remain in unincorporated DuPage County and are similarly used for single family residential purposes. 3. The suitability of the property in question for the uses already permitted under existing regulations. While the property would technically be zoned ER-1 upon annexation, the existing single family residence and 0.922-acre lot do not conform to ER-1 minimum requirements. The property is not suitable for continued use under the ER-1 District without a zoning map amendment. 4. The suitability of the property in question for the proposed use. The property and the existing single family residence are fully compliant with the R-2 minimum lot size and building setback requirements. The R-2 District is an appropriate and suitable classification for this property. 5. The trend of development in the vicinity of the property in question, including changes which may have occurred since the property was initially zoned or last zoned. The area surrounding the subject property has been developed for single family residential use 475 Main Street T 630.293.2200 Daniel Bovey MAYOR West Chicago, Illinois F 630.293.3028 Tia Messino 60185 westchicago.org INTERIM CITY ADMINISTRATOR ===== PDF PAGE 6 ===== [Extraction: embedded PDF text] for several decades and is consistent with R-2 zoning standards. The St. Andrew's Hills subdivision, of which this property is a part, is a fully developed single family neighborhood. 6. The effect the proposed rezoning would have on implementation of the comprehensive plan. The properties currently in West Chicago are identified as Single-Family Residential. While the property itself, and the other properties in the development that are unincorporated, is not identified on the future land use map, this land use designation is the most logical given the existing zoning and conditions. 7. Impact on surrounding properties. The proposed R-2 zoning is consistent with the zoning and use of surrounding properties within the City of West Chicago. The rezoning will have no adverse impact on surrounding properties. 8. Impact on health, safety and welfare of the community. The rezoning and the associated annexation, which will provide the property with access to municipal water service, will not detrimentally impact the health, safety, or welfare of the community. With a roll call vote of all ayes, the motion carried. 9. Public Hearing of Case 26-05 – Zoning Text Amendment to Section 4.1 (Construction of terms) and Article VI (Zoning Districts Generally) of Appendix A (the Zoning Code) of the Code of Ordinances of the City of West Chicago to permit food trucks in all zoning districts, with the exception of the A Airport District, with certain regulations. Commissioner Banasiak made a motion, seconded by Terrazas, to open the public hearing. With a voice vote of all ayes, the motion carried. Mr. Sterrett was duly sworn in. Mr. Sterrett stated that in 2022, the City adopted the current Comprehensive Plan known as West Chicago Forward/Adelante West Chicago. Throughout the plan, the use of mobile food vendors, such as food trucks and food carts, is encouraged. Section 6.27(B) of Zoning Code, however, allows the use of food trucks within the M Manufacturing District only, and those food trucks may serve only the employees that work on the property where the food truck is located. Food trucks are prohibited in all other areas in the City. The Comprehensive Plan calls for expanding mobile food vendors as a permitted use beyond the M District to all commercial zoning districts, with emphasis placed on food trucks permitted in the downtown. Mobile food vendors can add vibrancy to the community by creating a festive atmosphere while also providing economic opportunities for startups in the food industry. Expanding mobile food vendors to other zoning districts can be accomplished through an amendment to the text of the Zoning Code. Staff recommends amending the portion of Section 6.29 that restricts food trucks solely to M Manufacturing and replacing it with a provision that permits the use of food trucks on private property in all zoning districts, with the exception of the A Airport. Prior to discussing the proposal further, the Commission directed staff to engage with the brick and mortar restaurant community, as well as other local food truck vendors, for input and comment. 475 Main Street T 630.293.2200 Daniel Bovey MAYOR West Chicago, Illinois F 630.293.3028 Tia Messino 60185 westchicago.org INTERIM CITY ADMINISTRATOR ===== PDF PAGE 7 ===== [Extraction: embedded PDF text] Commissioner Kasprak made a motion, seconded by Commissioner Terrazas, to continue the public hearing to the May 5, 2026 meeting. With a voice vote of all ayes, the motion carried. 10. Other Business a. Recommendation to adopt the official 2026 Zoning Map Commissioner Banasiak made a motion, seconded by Commissioner Slattery, to recommend adoption of the official 2026 Zoning Map. With a roll call vote of all ayes, the motion carried. 11. Adjournment With no further business to discuss, Commissioner Kasprak made a motion, seconded by Commissioner Banasiak to adjourn the meeting. With a voice vote of all ayes, the motion carried and the Plan Commission, at 8:16 p.m., adjourned. Respectfully Submitted, John Sterrett, Interim Director of Community Development 475 Main Street T 630.293.2200 Daniel Bovey MAYOR West Chicago, Illinois F 630.293.3028 Tia Messino 60185 westchicago.org INTERIM CITY ADMINISTRATOR ===== PDF PAGE 8 ===== [Extraction: embedded PDF text] City of West Chicago Community Development Department Report for the Plan Commission/Zoning Board of Appeals July 7, 2026 Case: PC 26-08 Petitioner: Giran Corporation represented by Inga Orolin Address: 1010 Town Road Zoning: M Manufacturing District Existing Use: Vacant – Formerly used as a landscape contractor’s office with outside storage Comp Plan: Corridor Commercial Request: A Special Use Permit, in accordance with Section 5.5 of the Zoning Code, for a Motor Vehicle Repair Shop, in accordance with Section 11.2-4(C) of the Zoning Code. Summary: The request for the Special Use Permit for a Motor Vehicle Repair Shop meets the standards for a Special Use Permit in accordance with Section 5.5 of the Zoning Code. Staff Recommendation: APPROVAL WITH CONDITIONS Staff recommends the Plan Commission/Zoning Board of Appeals pass a motion recommending approval of the Special Use Permit subject to the conditions outlined below. i. The approved Special Use Permit is for the repair of motor vehicles only and shall not extend to the repair or maintenance of semi-trailers. ii. No off-site outside storage of any kind, including trucks, with or without attached semi-trailers, detached semi-trailers, or any other vehicles not being serviced by the Motor Vehicle Repair Shop, shall occur on the property. iii. Motor vehicles being serviced by the Motor Vehicle Repair Shop shall be kept on the property for no more than five (5) days, per Section 7.9(F) of the Zoning Code. iv. All motor vehicles shall be repaired within the structure and no repair shall occur outside of the structure. v. No motor vehicles waiting to be serviced or picked up following service shall be parked between the building and Roosevelt Road nor between the building and Town Road. All motor vehicles shall be parked in the existing paved area west and southwest of the building. vi. No portion of the site encumbered with gravel shall be used for parking of any vehicles at any time. Parking shall only occur on paved surfaces. Public Notice. All public notice requirements were completed including a notice of public hearing published in the Daily Herald, notification to all property owners within 250 feet of the subject property, and placement of a hearing sign on the property. Adjacent Property Zoning and Land Use Information. Location Adjacent Zoning Adjacent Land Use Comprehensive Plan North Unincorporated Ball Horticultural Corridor Commercial South Unincorporated Fermilab Fermilab East ORI Winfield Township Road Corridor Commercial District West M Manufacturing Vacant Corridor Commercial ===== PDF PAGE 9 ===== [Extraction: embedded PDF text] PC 26-08 1010 Town Road July 7, 2026 Existing Conditions. The subject property is located at the southwest corner of Roosevelt Road and Town Road in the M Manufacturing District. The property is approximately 1.65 acres and contains a 6,500 square foot structure with an asphalt paved parking area approximately 22,000 square feet. The property has existing access on Town Road with no access on Roosevelt Road. The property was most recently used as a landscape contractor’s yard with outside storage known as Earthcare. While the subject property is within the M Manufacturing District, the proposed Motor Vehicle Repair Shop is a commercial service use that is consistent with, or at minimum not inconsistent with, the Corridor Commercial future land use designation of the Comprehensive Plan. Proposal. The petitioner is the contract purchaser of the site and is proposing to operate a Motor Vehicle Repair Shop for the repair of motor vehicles, excluding semi-trailers. All repairs will occur within the existing structure. The existing asphalt paved area will be used for vehicles in queue waiting to be serviced or waiting to be picked up by the owner. No changes to the site are proposed and the layout will remain the same. No outside storage will occur on the property and all vehicles associated with the Motor Vehicle Repair Shop shall be removed from the property no later than five (5) days after service is completed, per Section 7.9(F) of the Zoning Code. Landscaping. The subject property contains extensive tree coverage along Roosevelt Road to screen any activity of the site from view of the public right-of-way. No additional landscaping is required. Site Lighting. No site lighting is proposed for the property. Any additional lighting on the property will require approval of a building permit and a photometric plan indicating the light intensity will not spillover onto adjacent property. Signage. No plans for signage have been submitted. If any signage is proposed, either as a freestanding sign or building sign, a building permit application for such shall be submitted for review to verify compliance with the Sign Code. Special Use Findings of Fact As stated under Section 5.5-4, the Plan Commission/Zoning Board of Appeals shall recommend a special use only if it shall make findings of fact based upon evidence presented that the special use: (1) Is necessary for the public convenience at the physical location: The Motor Vehicle Repair Shop is proposed on a property located in the M Manufacturing District at the southwest corner of Roosevelt Road and Town Road, an area characterized by warehousing, distribution, and other industrial and commercial service uses. Truck repair services are a practical necessity for the commercial vehicle operations concentrated in this area, and locating such a use in close proximity to those operations serves the public convenience at this location. The subject property, with its existing structure, paved parking area, and screening along Roosevelt Road, is well-suited to accommodate this use with minimal impact on surrounding properties. 2 ===== PDF PAGE 10 ===== [Extraction: embedded PDF text] PC 26-08 1010 Town Road July 7, 2026 (2) Is so designed, located and proposed to be operated that the public health, safety and welfare will be protected: The subject property is designed and situated to protect the public health, safety, and welfare. The existing structure will contain all repair activity, as no work shall occur outside of the building. Vehicles awaiting service or pickup are limited to designated paved areas away from the public right-of-way, and no vehicle may remain on the property for more than five days, preventing the accumulation of inoperable or abandoned vehicles. The property is further buffered by extensive landscaping and fencing along Roosevelt Road, screening operations from public view. The conditions attached to this approval collectively ensure that the use will be operated in a manner that minimizes any potential impacts on public health, safety, and welfare. (3) Will not cause substantial injury to the value of other property in the neighborhood in which it is located: The proposed Motor Vehicle Repair Shop will not cause substantial injury to the value of other property in the neighborhood. The layout and footprint of the property will remain unchanged from its previous use. All repair activity will be conducted within the existing structure, ensuring no visible outdoor operations that could negatively impact surrounding properties. The five-day vehicle limit prevents the accumulation of vehicles on the property, reducing any potential for the site to take on the appearance of a salvage or storage yard. Given the industrial and commercial character of the surrounding area, the proposed use is compatible with the neighborhood and is not anticipated to diminish property values. (4) The proposed special use is designated by this code as a listed special use in the zoning district in which the property in question is located: The use of the subject property for a Motor Vehicle Repair Shop is listed as a special use, per Section 11.2-4(C) of the Zoning Code. Exhibits • Exhibit A – Location Map • Exhibit B – Aerial Map • Exhibit C – Zoning Map • Exhibit D – Plat of Survey 3 ===== PDF PAGE 11 ===== [Extraction: no text detected] [No text detected on this page; page may be blank, photographic, or graphical.] ===== PDF PAGE 12 ===== [Extraction: OCR (rendered-page OCR)] 9 € o oO oO” ol ° 2 5 3 Ey 3 8 ===== PDF PAGE 13 ===== [Extraction: OCR (rendered-page OCR)] BROWN SI SNUHA Pidneer Park ONEST 86 ===== PDF PAGE 14 ===== [Extraction: OCR (rendered-page OCR)] ALTA/NSPS LAND TITLE SURVEY PARCEL 1: OF THAT PART OF THE SOUTHREST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 9. TOMNSHIP 39 NORTH. RANGE 9, EAST OF TE THIRO PRINCIPAL HERIOIAN, CESCRISED BY COMMENCING AT THE SOUTPMEST CORNER OF SECTION $ AND RUNING THENCE EASTERLY ALONG THE ‘SOUTH LINE OF SAID SECTION 9. AND RUNNING THENCE EASTERLY ALONG THE SOUTH LINE OF SA1Q SECTION.204 FEET FOR A POINT OF BEDINVING THENCE NORTHERLY. PARALLEL WITH THE MEST LINE OF SAIO SECTION. 255.8 FEET TO THE CENTER LINE OF THE PUBLIC HIGHHAY KNOWN AS: ‘ROOSEVELT ROAD OR U.S. HIGHWAY ALTERNATE ROUTE SO; THENCE SOUTHEASTERLY ALONG SAID CENTER LINE. 391.3 FEET TO THE SOUTH LINE OF SECTION 9: THENCE KESTERLY ALONG SAIO SOUTH LINE 382 4 FEET TO THE POINT OF BEGINNING IEXCEPTING THEREFORM THAT PART THEREOF DESCRIBED AS FOLLONS: COMMENCING AT THE SOUTHWEST CORNER OF SAID SECTION 9 AND RUNVING THENCE EASTERLY ALONG THE SOUTH LINE OF nase — 2. “Ge te nemmast SAID SECTION. 264 FOR A POINT OF BEGINNING: THENCE NORTHERLY PARALLEL WITH THE KEST LINE OF SAID SECTION. 255.8 FEET TO THE ‘PemN 60°19'99" B. 204 Goer OF CENTER LINE OF THE PUBLIC HIGHWAY KNOWN AS ROOSEVELT ROAD OR U.SS HIGHHAY ALTERNATE ROUTE 30: THENCE SOUTHEASTERLY ALONG SA10 CENTER LINE. 47.91 FEET 10 A POINT, THENCE SOUTH 226.43 FFET TO A POINT ON THE SOUTH LINE OF SAID SECTION WHICH 1S 28.39 FEET NERTH LINE OF THE NORTHEAST EAST OF THE POINT OF BEGINNING: THENCE KEST ALONG SAIO SOUTH LINE. 28.39 FEET TO THE POINT OF BEGINNING AND EXCEPTING THEREFROM GUIRTER OF 6. THAT PART LYING SOUTPWESTERL Y OF THE EXISTING CENTER LINE OF RIGHT OF WAY OF “ROOSEVELT ROAD AND MORTHEASTERLY OF A PARALLEL 2.0. CANE OF LINE, BEING 18.8 FEET SOUTHHESTERLY OF THE SOUTHRESTERLY RIGHT OF WAY LINE OF ROOSEVELT ROAD. PER CEDICATION OATED MAY 31. 1932 ‘MO RECORCED AUGST 24. 1832 AS OOCLMENT 326647) IN OU PAGE COUNTY. ILLINOIS. PURCEL 2: THAT PART OF MEST HALF OF THE NORTHWEST QUARTER OF SECTION 16. TOWNSHIP $9 NORTH. RANGE 9. EAST OF THE THIRD PRINCIPAL MERIDIAN. LYING NORTH AN) NORTHEASTERLY OF THE NORTH AND NORTHEASTERLY LINE OF PROPERTY COWEYED 1D THE UNITED STATES OF AMERICA ‘BY QOCWWENT R73-1695; LYING EAST OF THE EAST LINE OF PROPERTY COWEYED TO THE COMMONMEAL TH EDISON COMPANY BY DOCUMENT 61-2728? ‘200 LYING SOUTHWESTERLY OF THE SOUTHHESTERLY LINE OF ROOSEVELT ROAD AS WIDENED BY CONDEMNATION CASE BIED-21. IN QU PAGE COUNTY, TLLINOIS. | Thin property t# know ae NORTHIEBT GUIRTER OF SECTION 16-39. EAST LINE OF THE WEST HALF OF THE 3 8 3 wv § a z To Orman A fo SON . NO. 61-27: PROPERTY CONVEYED 10 THE UNITED STATES OF APERICA (22C. NO. RT3- 1695) SURVEYORS NOTES - BAIS SURVEY, AS PREDARED USING CHICAGO TITLE INSURANCE CO. COMMITMENT NUMBER 28899405NP OATED NOVEREER 25. 2. NO PORTION OF THIS PROPERTY 15 WITHIN A 108 YEAR FLOOD PLAIN ‘ACCORDING TO THE FLCOD INSURANCE RATE MAP FOR THE CITY OF WEST CHICAGO. AAP No. 17B48CB126J H. CATED AURBT 1. 2019. THE GROSS LANO AREA FOR THE PROPERTY 1S 353064 S.F.(8. 1857 ACRES! THERE ARE STRIPED PARKING SPACES WITH OF THOSE BEING HANDICAP. UTILITIES WERE LOCATED BY OBSERVED EVIDENCE. |. NO ZONING REPORT NAS PROVIDED TO_THE SURVEYOR. BUT THE LISTED SETBACKS ARE FER THE REQUIREMENTS AMD RESTRICTIONS FOR THE Se BUSINESS DISTRICT FOR THE CITY OF GENEVA AND FOND OV THIER NO EVIDENCE OF RECENT EARTH MOVING WORK. BUILDING CONSTRUCTION. OR QUILDING ADDITIONS OBSERVED INTHE PROCESS OF CONOLCTING THE FIELDWORK, COPPER, Ty >) (ee. WEST LINE OF THE NORTHEST GLLUCTER OF SECTION 16-39. eons STATE OF ILLINOIS} COUNTY OF DUPAGE 1 rsa to crily Yat Wun mp wpe ron rum larder fee TAS (oo velaee SAGAMORE wd Bf lao A area? Host rung iron, 5 2 on fase ey ===== PDF PAGE 15 ===== [Extraction: embedded PDF text] City of West Chicago Community Development Department Report to the Plan Commission/Zoning Board of Appeals July 7, 2026 Case: PC 26-09 Petitioner: City of West Chicago Request: Approval of a proposed Zoning Text Amendment to Section 4.1 (Construction of Terms), Section 10.2-1 (B-1 Central Business District – Use Restrictions), and Section 10.2-4 (B- 1 Central Business District – Special Uses) of Appendix A (the Zoning Code) of the Code of Ordinances of the City of West Chicago. Summary: The proposed Zoning Text Amendment establishes “Outdoor Athletic Fields, Publicly Owned” as a new land use classification with a corresponding definition in Article IV of the Zoning Code, and adds this classification as a special use in the B-1 Central Business District. The amendment is intended to provide a regulatory framework for the installation and operation of publicly-owned outdoor athletic courts and fields in the downtown, including a futsal court at the City-owned West Washington Street property. Recommendation: Staff recommends the Plan Commission pass a motion recommending approval of the proposed Zoning Text Amendment. Background. At their May 4, 2026 meeting, the City Council discussed a proposal from the Mayor to install futsal fields on a portion of the 14-acre City-owned West Washington Street property (see attached map). This endeavor would be in collaboration with Street Soccer USA (SSUSA) and Missionary Athletes International (MAI) to commemorate the 2026 World Cup. The Council directed staff to evaluate the zoning implications of the proposal and identify the appropriate regulatory pathway. Staff further presented the concept to the Downtown Revitalization Commission (DRC) at their May 27, 2026 meeting, at which time the DRC recommended approval of the concept, with the condition that the fields be located as far to the western edge of the property as possible to preserve the balance of the site for future redevelopment. In reviewing the applicable zoning regulations, staff determined that a publicly-owned, open-access outdoor athletic court or field is not a use that is currently permitted either by right or special use in the B-1 District. Although the use of “Recreational facilities (public and private)” is included in the list of special uses in this district, the proposed futsal field activity is distinct from this existing use category. A recreational facility, as that term is understood in planning practice, refers to an operator-run environment offering organized services, such as a YMCA or indoor sports complex. A publicly-owned outdoor athletic field or court is an open-access amenity installed and maintained by a governmental entity for unrestricted public use, in the same manner as a park basketball court or tennis court. Staff, therefore, recommends establishing a new, more specific classification – “Outdoor Athletic Fields, Publicly Owned” – that accurately describes the use and provides a defined regulatory framework for its review as a special use in the downtown. Given the unique characteristics of this type of use, Staff is of the opinion this type of use should be considered a special use, requiring a public hearing and ultimately being decided upon by the City Council. If the proposed text amendment is approved by the City Council, staff will proceed with a separate special use permit application for the specific installation of the courts at the West Washington Street property, which will include a site plan, engineering drawings, and related exhibits for Plan Commission review. ===== PDF PAGE 16 ===== [Extraction: embedded PDF text] The proposed text amendment also includes a use restriction under Section 10.2-1 requiring that any Outdoor Athletic Fields, Publicly Owned use be located at least 4,000 feet from any other approved Outdoor Athletic Fields, Publicly Owned use, as measured from property line to property line. A publicly- owned outdoor athletic facility of this nature has the potential to generate significant parking demand during peak use periods, particularly for organized events. The downtown parking supply is limited, and the cumulative impact of multiple such facilities operating simultaneously could place undue strain on parking availability for surrounding businesses and other downtown users. Limiting this use to a single location within the district ensures that any parking impacts can be evaluated and managed in the context of a single special use permit, rather than compounding across multiple sites. Public Notice. A notice of public hearing for the proposed Zoning Text Amendment was published in the June 22, 2026 edition of the Daily Herald, in accordance with Section 5.6-2(B) of the West Chicago Zoning Code. Exhibits Exhibit A – City-owned West Washington Street Property Exhibit B – Proposed Zoning Text Amendment 2 ===== PDF PAGE 17 ===== [Extraction: OCR (rendered-page OCR)] Map of B-1 Central Business District District outlined in pink West Washington Street property outlined in yellow > a 1s ed ee ===== PDF PAGE 18 ===== [Extraction: embedded PDF text] Proposed Text Amendments to Appendix A (Zoning Code) of the Code of Ordinances of the City of West Chicago Outdoor Athletic Fields, Publicly Owned Plan Commission/Zoning Board of Appeals Public Hearing July 7, 2026 Underline = New Text; Strikethrough = Deleted Text ARTICLE IV Definitions I. Amend Section 4.1 (Definitions – Construction of Terms) to create and define “Outdoor Athletic Fields, Publicly Owned”: “Outdoor Athletic Fields, Publicly Owned. An outdoor facility owned by a unit of local government or public agency consisting of one or more fields, courts, or similar open-air areas designed and improved for active recreational or athletic use, including but not limited to soccer fields, futsal courts, pickleball courts, basketball courts, baseball and softball diamonds, and multi-use athletic surfaces. This classification includes associated accessory improvements such as fencing, lighting, bleachers, benches, storage structures and containers, and restroom facilities that are incidental to and supportive of the primary athletic use. This classification does not include: – Indoor recreational facilities; – Commercial recreational operations; or – Facilities primarily designed for organized professional or semi-professional athletic competition.” ARTICLE X Business Districts II. Amend Section 10.2-1 (B-1 Central Business District – Use Restrictions) to add a paragraph “H” with the following text: “(H) Outdoor Athletic Fields, Publicly Owned, shall be located at least 4,000 feet from any other approved Outdoor Athletic Fields, Publicly Owned use, as measured from property line to property line.” III. Amend Section 10.2-4 (B-1 Central Business District – Special Uses) to add “Outdoor Athletic Fields, Publicly Owned” as a new special use as follows: “(Q) Outdoor Athletic Fields, Publicly Owned.”